Who sets up inspections? Do you as the person that has put a contract on a house? Or does an attorney or title company? Do you ever need more than 10 days for inspection?

A standard contract typically has 10 days to do the inspection and that’s paid for by the buyer. The bank typically has an assessor look the building over, but it’s not the same as an inspection, they can take 15-30 minutes to look things over but basically they’re there to say that such and such a building really exists and it’s not just some empty lot. They don’t really care if the foundation is bad or the heating system might have trouble. A good inspection can take anywhere between 2-4 hours depending on how big the place is. Of course a one bedroom condo could take just 1-1.5 hours.

You can put down however long you like an inspection to take, for instance if you’re out of town for a few days maybe you’d want to extend it out. Most home inspections companies know that 10 days is typical so once you put in an offer, you can typically get an inspection scheduled within that 10 day period. Also if you put in a really long period, the seller is always free to reject your offer because you’re tying the property up for too long a period.